Site Assessment Checklist

CR3 FORUM NEIGHBOURHOOD PLAN SITE ASSESSMENT CHECKLIST

1. Site Details a. What is the site’s name/reference? CR3NPCAT086 Land at Chaldon, Alderstead and Tollsworth Manor (CAT 086)

b. Where is the site located? Extensive tract of land to the west of Chaldon and north of the M23. Borders Reigate and Banstead to the west and London Borough of Croydon to the north

CR3 FORUM NEIGHBOURHOOD PLAN c. What is the site description?

Predominantly farmland consisting of Alderstead Farm, Tollsworth Manor Farm and Chaldon Court Farm. Section of ancient woodland (Piles Wood)

d. What are the adjoining uses to the site?

The border to the west is farmland and some ancient woodland (Alderstead Heath). To the south Surrey Hills ( including a Site of Special Scientific Interest (SSSI) at Quarries Hanger leading to the M23 and M25. To the east is the village of Chaldon (Hilltop Lane) and the conservation area surrounding the ancient Chaldon Church (Church Lane and Ditches Lane) To the north is Farthing Down and Happy Valley to further SSS! Sites.

e. What is the site area (hectares)?

142 hectares in Tandridge ( A further 262 hectares of land has been submitted for development to Reigate and Banstead)

f. What is the existing land use?

Agriculture with a few residential and commercial properties. Tracts of ancient woodland. Section of North Downs Way National Trail and other public rights of way.

g. Who is/are the owner(s) of the site?

Lord Hylton, Merstham Manor Estate. Agent Michael Wooldridge, 23 Kings Hill Ave, West Malling, Kent ME19 4UA

h. What is the site’s planning history?

See below Report prepared by Chaldon parish council.

Site has been included in latest TDC HELAA list for possible development as a garden village

CR3 FORUM NEIGHBOURHOOD PLAN

i. Desk top research & planning policy considerations: 1. Any relevant planning policies 2. Is the site allocated for particular use in the Local Plan? 3. Do any Local Plan designations apply to the site? For example: Greenbelt / Public Open Space / Strategic open space / Village confines / extent of settlement Conservation Area / Protected wildlife or habitat / Landscape character area 4. Do any other designations apply? e.g. National Park/AONB/Village Green / Local Green Space 5. Are there any emerging local planning documents with relevant policies or designations?

The site is included as a possible location for a garden village under the preferred strategy of the emerging TDC Local Plan.

The land is Green Belt

The site lies partly (approx. 40%) within the Surrey Hills Area of Outstanding Natural Beauty (AONB).

The remainder of the site is classified as an Area of Great Landscape Value (AGLV)

The site hosts parts of the 153 mile North Downs Way National Trail and the popular Downlands Circular Walk, and is adjacent to two Sites of Special Scientific Interest (SSSIs)

The site borders the Chaldon Conservation Area.

Deliverability Starting to think about whether development of the site is deliverable and viable…

2. Suitability - potential constraints on development a. Is there a record of local opinion towards development of the site?

There has been a very negative response to this proposal by local residents both vocally and in the media. This has led to the response by Chaldon Parish Council and the production of the following detailed Report on the site and its suitability for development.

The Report provides a comprehensive assessment that answers the many questions set out in the normal CR3 template for Site Assessments and it is considered unnecessary to repeat these answers in the template format.

The Chaldon Report is therefore included below.

Land at Chaldon, Alderstead and Tollsworth Manor (CAT 086)

Site Assessment April 2017

Chaldon Village Council

Introduction

1. This comprehensive, evidence based assessment is for the Land at Chaldon, Alderstead and Tollsworth Manor farms (CAT 086). The site has a potential yield of 4,000 houses in Tandridge with an unknown additional number in Reigate and Banstead.

2. The site was submitted on 21st December 2016 to Tandridge District Council (TDC) and Reigate & Banstead Borough Council Housing (RBBC) for consideration in the emerging Local Plans. It was then included in the Housing and Economic Land Availability Assessment (HELAA) for TDC.

3. The very late submission by the landowners, just a few days before the HELAA closed and towards the conclusion of the Regulation 18 Local Plan Site Consultation, has denied the public and statutory bodies an opportunity to comment on the site.

4. On 16 March 2017, Members of the Planning Policy Committee adopted a Preferred Strategy to be followed in the preparation of the Local Plan. That Strategy listed five sites, including the Land at Chaldon, Alderstead and Tollsworth Farm, as possible locations for development of a scale that could accord with the principles of a garden village.

5. There was no communication with statutory bodies, including Chaldon Village Council (CVC), prior to the announcement of this Preferred Strategy. The inclusion of this large tract of land on a list of potential sites for a new garden village without any form of site assessment is regrettable raising considerable fears and uncertainty within the village of Chaldon and nearby parishes.

6. CVC has therefore taken responsibility to carry out a full site assessment considering environmental, economic and social priorities. In addition, we have considered the extraordinary historical significance of the land and its importance to local, regional and national communities.

7. The clear conclusion is a site that is totally unfit for development on the scale envisaged and should be ruled out from further consideration through the Local Plan process for both TDC and RBBC.

1. Summary of Findings

1. The site lies partly within the Surrey Hills Area of Outstanding Natural Beauty (AONB); it also includes a candidate AONB area. The National Planning Policy Framework (NPPF) is extremely clear that AONBs should be afforded an exceptional level of protection. The presumption in favour of sustainable development does not apply. Developing CAT 086 as a garden village would be a flagrant and unprecedented breach of AONB planning legislation.

2. The rest of the site is classed as an Area of Great Landscape Value (AGLV). TDC recognises that AGLV land acts as an important buffer to the AONB and has committed to apply AONB protection principles to AGLVs. This in itself should rule out CAT 086 from further consideration.

3. The greenbelt at CAT 086 is effective at providing the purposes outlined in the NPPF.

4. The site hosts parts of the 153 mile North Downs Way National Trail and the popular Downlands Circular Walk, and is adjacent to two Sites of Special Scientific Interest (SSSIs).

5. Developing CAT 086 would destroy some of the most spectacular landscape views in east Surrey, both from the site southwards over the Weald and northwards towards London, and into the site from the south.

6. The development of CAT 086 would be unsustainable according to all 16 of the criteria in TDC’s own sustainability appraisal, including transport and greenhouse gas emissions.

7. The site supports species and habitats listed in the Natural Environment and Rural Communities (NERC) Act (2006) as of principle importance for conservation, in addition to providing a habitat corridor between Quarry Hangers and Happy Valley SSSIs.

8. The site is also of enormous importance to Surrey’s historical heritage; development would destroy the setting of three Grade II*-listed manor houses and a Grade I-listed church. The unique Chaldon Stone Quarries would also be jeopardised.

9. Converting viable agricultural land into residential buildings would be a poor use of Tandridge’s natural resources.

10. In conclusion, CAT 086 is manifestly unsuitable for the proposed garden village, and must be excluded from consideration.

2. Green belt considerations TDC have indicated that 1% of greenbelt may be released for the Local Plan. However, the summary of Appendix A - Our Local Plan: Preferred Strategy states: The Green Belt boundary would only be amended in locations where the Green Belt purposes are not served, and where exceptional circumstances are demonstrated. CAT 086 cannot be considered “limited Green Belt” and therefore the exceptional circumstance test must fail.

The greenbelt within CAT 086 is overwhelmingly effective according to the five functions outlined in Section 9 of the National Planning Policy Framework (NPPF):

Ø To check the unrestricted sprawl of large built-up areas

The site provides an effective buffer against the suburban sprawl of southern London. TDC’s Greenbelt Assessment (2015) confirms that “the low density and the rural character of [Chaldon] are considered to make a contribution to the openness of the Green Belt.” It is considered that the loss of west Chaldon’s farms would destroy this contribution.

Developing the site would effectively extend London’s boundary southwards to the M25; the finger of development that includes Purley and Caterham is currently contained by Chaldon’s countryside.

Ø To prevent neighbouring towns merging into one another

The site protects Chaldon, Merstham, Hooley and Netherne-on-the-Hill as distinct settlements. Developing the site would result in a merged town that would destroy the unique character of each community.

The Greenbelt Assessment (2015) notes that Strategic Area A, which includes western Chaldon, performs a “strong role in containing the urban conurbation of London and the large built up areas in the District and outside”.

Ø To assist in safeguarding the countryside from encroachment

It is considered that the site has been highly effective at preventing urbanisation of its countryside, as evidenced by that it is still working farmland bordered by hedgerow-lined roads. It is an exceptionally tranquil location enjoyed by many walkers, cyclists and horse riders.

Ø To preserve the setting and special character of historic towns

The area around the Chaldon Conservation Area (GBA 11) was subject to detailed investigation by the Greenbelt Assessment. It was noted:

The Chaldon Conservation Area benefits from its rural location and remoteness from urban areas, which the Green Belt helps to preserve. Without the protection of the Green Belt its setting could be lost…

This is a rural and historic settlement and it is concluded that the Green Belt has served to preserve the setting and special character of the Conservation Area through ensuring that land to the north, west and south [i.e.: CAT 086] has remained undeveloped and open, with a degree of openness to the east.

In doing so, it has safeguarded the setting of the Conservation Area from progressive development, which appears to have put pressure on this area in the 1950s. In addition, the Green Belt in this Area for Further Investigation has served to prevent further encroachment in the countryside, whilst effectively preventing sprawl from Chaldon.

Ø To assist in urban regeneration, by encouraging the recycling of derelict and other urban land

N/ A - this is not a site-specific criterion.

The government attaches great importance to Green Belts. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open; the essential characteristics of Green Belts are their openness and their permanence. NPPF 79

3. Impact on Chaldon

A winter scene at Church Green (courtesy of Roger Packham) The impact of developing CAT 086 would clearly not be limited to within the site boundaries. It would force catastrophic change upon the existing community, changing an historic and ancient village with a distinctive rural character into a sprawling suburb of London. According to the 2011 Census, Chaldon has 1,735 residents. Constructing over 4,000 houses on CAT 086 is likely to increase the population by 600% or more. Documentary records of Chaldon date to the 8th century. Today, Chaldon is a village with a strong sense of identity and community. Annual events such as the fete, village picnic and spring and autumn walks attract considerable crowds. The rural environment is of overwhelming importance to residents. In 2012 Chaldon Village Council asked all residents what they most liked about living in Chaldon, as part of the consultation for our Village Plan. The three highest scoring aspects were: • The peace and quiet • The rural environment • The countryside and open space TDC are reminded of the outcry in 2016 when Surrey National Golf Course and the Roffes Lane field were proposed as sites for development. This is a rural community with working farms and extensive outdoor recreation opportunities. Nearly three miles of footpaths are supported by CAT 086, including local sections of the North Downs Way, the Downlands Circular Walk and the Tandridge Border Path. The Sustrans National Cycle Route 20 and Avenue Verte (London to Paris) international cycle route include lanes on the boundary of the site.

Previous development proposals There have been previous attempts to develop western Chaldon. The reasons for their refusal are still valid today. • In the 1937 there were proposals under the Town Planning Scheme to zone Chaldon and to provide 16,000 homes. The scheme was violently opposed and, in particular, the scheme to build in the fields around the church.

• In 1938 a plan to build a new trunk road from South Coulsdon to north of Crawley was put forward. The road was to cross Rook Lane between Chaldon and Alderstead Heath. Arguments against this proposal were the spoiling of amenities, including the stopping up of footpaths and the cutting off of Alderstead Heath and the Downland from Chaldon and Caterham. The plan was interrupted by the onset of WWII.

• In 1952 there was a plan to build a prison for the criminally insane on land adjacent to Alderstead Heath. There was an outcry from every quarter, Harold Macmillan finally announcing that the objections had been considered and that the building of a prison would harm the Green Belt. The Chaldon Association said “no-where else within 20 miles of Westminster is there preserved a stretch of land comparable in size or scenic beauty with the southern slopes of the North Downs bounded by Redhill in the west and by Caterham in the east.”

• Proposals to build motorway links in 1967 and again in the 1990s were turned down for similar reasons.

Google map showing the rural setting of CAT 086

4. National and wider district considerations

Ø Surrey Hills Area of Outstanding National Beauty (AONB)

Fig.1. Surrey Hills AONB includes a large part of the site. Zone 08-1, the AONB candidate area, is highlighted in blue.

The Chaldon Conservation Area is highlighted in red.

Sources: cartogold.co.uk/tandridgelocalplan Surrey Hills Recommended Additional Areas Oct 2013

Together with other local authorities, TDC has joint responsibility for protecting one of the UK’s most treasured and historic natural landscapes: the Surrey Hills AONB. Destroying part of the AONB to create a new garden village would be fundamentally incompatible with the Surrey Hills Management Plan. This is far more than a local matter. TDC’s attention is drawn to the Dower Report (1945), which recommended that the finest landscapes in England and Wales should be given special legal status as AONBs ‘for the nation’s benefit’. This includes the Surrey Hills AONB.

The Surrey Hills AONB stretches across six Local Authorities, all of whom have a statutory duty to implement the Surrey Hills Management Plan.

CAT 086 and the AONB A large area of the site is within the Surrey Hills AONB; a further area (Zone 08-1) has “Great weight should be been formally submitted to Natural given to conserving England as a proposed extension to the AONB (Fig. 1). landscape and scenic Zone 08-1 would extend the AONB beauty in National Parks, northward through Tollsworth Farm to the Broads and Areas of Rook Lane. This area was praised by the Outstanding Natural Boundary Review for its scenic quality, relative wildness and tranquillity2. The Beauty, which have the rest of the site is classified as an Area of highest status of Great Landscape Value (AGLV). protection in relation to Protecting the AONB landscape and scenic beauty. The conservation The Duty of Regard in Section 85 of the of wildlife and cultural CRoW Act (2000) requires all public heritage are important bodies to consider an AONB’s nationally protected status in any land use related considerations in all these decisions. areas” This includes planning applications and - NPPF Paragraph 115 the formulation of Local and Neighbourhood Plans.

TDC have a statutory duty to adopt the Surrey Hills Management Plan (2014 – 2019). This plan notes that in seeking to identify in development plans sufficient land to meet Councils’ future housing requirements, any proposed housing land allocations directly, or possibly indirectly, impacting upon the AONB should be avoided and be shown to be a last resort. Any such proposals will need to demonstrate that other sites have been investigated but would have greater adverse effects on the public interest3.

TDC acknowledge in Core Strategy Policy 20 that AONBs have special status:

“….conserve and enhance the special landscape character, heritage, distinctiveness and sense of place of the locality [in AONBs]; conserve and enhance important viewpoints, protect the setting and safeguard views out of and into the AONB…The same principles will be applied in the associated Area of Great Landscape Value…” Core Strategy 2008

The NPPF is very clear that AONBs have exceptionally high levels of protection. “The Government has The presumption in favour of confirmed that the landscape sustainable development does not apply (NPPF paragraph 14, footnote 9). qualities of National Parks and AONBs are equivalent, so the Major development can only be permitted if rigid criteria – including protection given by the land the absence of alternative non-AONB use planning system to natural sites – are met. This test is failed at beauty in both types of area CAT 086 because clearly, alternative should also be equivalent. sites do exist; TDC has named four such sites in its Local Plan policy paper. The AONB designation is also of international importance, recognised as a Category V Areas of Great Landscape Value (AGLV) Protected Landscape by the The rest of CAT 086 is classed as AGLV. International Union for the The landscape value of this area is Conservation of Nature (IUCN)” highly significant; not only does it protect the views from the AONB itself, but it also maintains the character of - Surrey Hills AONB Management the Chaldon Conservation Area. Plan (2014 – 2019) TDC’s Core Strategy Policy welcomes

and acknowledges the high value of AGLVs. Paragraph 17.4 states: Because of the importance of the AGLV and the aim of including much of it within the AONB a criteria based approach alone would not be adequate… this strategy proposes the retention of the AGLV until such time as a review of the AONB boundary has been undertaken by Natural England; in the meantime the principles in the following policy will be applied to the AGLV. This means that the entirety of CAT 086 should be protected under AONB planning legislation.

AONB Conclusion Selecting CAT 086 as the location for the new garden village would be a flagrant and unprecedented breach of AONB planning principles and cause irreparable damage to a landscape that is protected for the benefit of the whole of the UK. TDC are encouraged to emphasise the importance of AONBs in their Local Plan and to apply the strict NPPF criteria to any other planning applications that may affect them.

Ø North Downs Way National Trail

Fig 2. The North Downs Way National Trail on Tollsworth Farm in CAT 086. The view at this location is highly unusual in that hikers can see the Weald to the south (above) and the London skyline to the north (below).

Britain has 15 national trails; they are administrated by Natural England and Natural Resources Wales. These trails provide public access to the UK’s finest landscapes and support tourism.

The North Downs Way (NDW) extends for 153 miles from Farnham to Canterbury and Dover. It is considered the best hiking trail in South East England4. Annual users are believed to be in the hundreds of thousands5. This path is also promoted as the Pilgrims Way from Winchester to Canterbury.

The view from the trail at CAT 086 is spectacular (Fig. 2); on a clear day it is possible to see the South Downs. Remarkably, it is also possible to see over 20km north into London. This north-south panorama appears to be unique in Tandridge.

Locating the garden village at CAT 086 would unavoidably devastate this section of the NDW. Furthermore, news that part of the trail has become a large building site will negatively affect public perception of the whole route. The North Downs Way management team have recently undertaken projects to encourage tourists to enjoy this walk, to the benefit of both the visitors and the economy of the Surrey Hills, and developing CAT 086 would severely undermine this effort.

Ø Sites of Special Scientific Interest (SSSIs)

Fig 3. CAT 086 is within the Impact Risk Zone of Quarry Hangers SSSI.

Sites of Special Scientific Interest have been designated by law to conserve their wildlife or geology. They protect the best examples of the UK’s natural heritage and are protected under the Wildlife and Countryside Act 1981 and the Countryside and Rights of Way Act 2000. SSSIs can be adversely affected by activities that take place outside their boundaries. For this reason, there is a requirement to consult Natural England over any action that may harm a SSSI, regardless of the activity’s location. CAT 086 lies within the Impact Risk Zone of two SSSIs. Both sites would be put at severe risk by the building of a garden village:

• Quarry Hangers SSSI protects chalk downland and supports rare plants and invertebrates, as well as diverse bird and mammal populations. Building at on CAT 086 would: o undermine conservation work that been funded by a Surrey Hills Trust Fund grant and publically endorsed by Chairman of Tandridge Council Cllr Pat Cannon6; o sever the SSSI’s hedgerow connections to the western Surrey Hills; o dramatically increase air, noise and light pollution; o increase disturbance from walkers and dogs, leading to trampling of rare plants and displacement of mammals and birds; o destroy the tranquillity and scenic beauty of the site.

• Farthing Downs and Happy Valley SSSI protects the most extensive area of semi-natural downland habitats remaining in Greater London, including spectacular wildflower meadows with nationally-scarce species. Building on CAT 086 would: o Sharply reduce habitat connectivity; this SSSI is already isolated by development to the north and east, and CAT 086 provides an important natural corridor to the west; o Worsen existing problems relating to balancing conservation with high visitor use. The City of London Corporation’s response to the Regulation 18 consultation expresses serious concern about the impact of continued local population increase; o It should be noted that the Corporation’s concern was in response to the relatively small developments that were proposed in the original HELAA. Pressure from 4,000 new houses so close to this SSSI would be unimaginably more severe.

If TDC chooses to develop CAT 086, it will imperil both SSSIs. The rich biodiversity of our local area will be catastrophically worse off as a consequence.

These areas are public open spaces with free right to roam on foot and it would appear, perhaps, there is a conflict with the contrasting potential local development proposals... The health of the Commons is under severe pressure and the combination of urban effects is recognised as a significant contributory factor. New development will add to this impact, as such, new development will potentially have a likely significant effect on the site.

- City of London Corporation’s response to the Regulation 18 consultation

Farthing Downs and Happy Valley SSSI

Ø Infrastructure considerations

The Shepherd’s Hill / A23 junction is a notorious congestion hotspot.

While garden village principles include an expectation that new infrastructure will be provided, TDC have not addressed the serious concerns about how the wider area would support such a development.

The building of a garden village on the site would present severe logistical issues for the vast volume of traffic that would invariably result. All the roads that would be used to access CAT 086 are limited by practical and physical difficulties. Existing roads are already at capacity, and it is scarcely possible to overstate the degree to which thousands of extra cars would worsen congestion.

Access roads

• Rook Lane: narrow and winding through Chaldon with little possibility of expanding capacity. Caterham-on-the-Hill is highly developed and widening the road would be impossible. The result would be a huge increase in congestion on what is already a busy road. Air pollution would become a significant problem.

TDC should also note that Rook Lane contains blind hills, dips and corners which may well become accident blackspots. There are particular problems around Chaldon School, where limited parking results in slow driving conditions during the rush hour.

• Dean Lane: this is currently a narrow and winding road; large sections of it are single track. The Surrey Hills AONB is adjacent to the south, presenting a serious constraint on widening. There is also a narrow and highly historic rail bridge dating from the Surrey Iron Railway, the world’s first public railway. It could not be widened without its probable demolition. Additionally, alterations to the tunnel for the London to Brighton mainline are likely to be financially prohibitive.

• Rockshaw Road: this is a wider road, but is already heavily congested in peak hours. It meets the A23 via a narrow railway bridge over the main London to Brighton line. The bridge is a weak structure with weight and traffic restrictions.

• Shepherds Hill: this is the main road to the west of Chaldon and crosses the M23. It is already heavily congested at peak times with little opportunity to increase capacity. It is within the Surrey Hills AONB.

• Warwick Wold Road: this is the road to the south of Hilltop Lane and crosses the M25. There is little opportunity to increase capacity.

• Ditches Lane and Farthing Down: this is a narrow lane with large sections being single track. The roads are located within the London Borough of Croydon. Ditches Lane could not be widened without destroying ancient hedgerows and ancient woodland. The road across Farthing Down is owned by the Corporation of London and is classed as a byway. It traverses the length of Farthing Down SSSI and is also used for grazing cattle.

• Whitehill Lane: a mainly single track lane to the south of Chaldon which is heavily congested during peak times. It leads to Bletchingley with limited opportunity to increase capacity.

Ditches Lane (in red) crosses Farthing Downs and Happy Valley SSSI, owned by the Corporation of London. Adapted from Defra / Magic Maps

Wider surroundings:

There are also highly significant constraints on the development of any additional roads. It is considered that the entire surroundings of CAT 086 are unavailable for providing links to the main artery routes:

• North: Farthing Downs SSSI lies to the north; as discussed above, it is owned by the Corporation of London.

• South: The M23 lies to the south of the site. The land on both sides of this motorway is within the Surrey Hills AONB and any road building or proposals for new junctions would further exacerbate the impact on this nationally-important landscape.

It is also noted that any new junction would be severely constrained by the steep topography and the close vicinity of the M25/M23 Merstham Interchange.

• East: To the east of the site are Farthing Down and Happy Valley SSSI and Surrey National Golf Course.

• West: Development to the west is restricted by the railway line and the village of Netherne-on-the Hill.

Dean Lane is extremely narrow and cannot support an increase in traffic. Image: Google Street View

The surroundings of CAT 086 suffer serious physical, environmental and practical restrictions. Access to the site from any direction and by any of the existing roads is fraught with problems.

5. Sustainability Appraisal CAT 086 is unsuitable according to the sustainability criteria used by TDC in the Sustainability Appraisal dated October 2016.

1. To provide sufficient housing to enable people to live in a Unclear home suitable to their needs and which they can afford.

It is claimed that CAT 086 has a potential yield of 4000 houses in Tandridge. The methodology that has been used to produce this figure has not been provided. It is noted that the site contains steep topography as well as earthworks, quarries and chalk pits, and it is likely that this would reduce the potential yield.

2. To facilitate the improved health and wellbeing of the whole Not met population.

Developing CAT 086 would significantly reduce the health and wellbeing of local communities. The site is of overwhelming importance for healthy outdoor recreation, including hiking on the North Downs Way (see Section 4) and the Downlands Circular Walk. The site is also included in the traditional Chaldon Village walks and often hosts organised running and orienteering events. Nearly three miles of footpaths are contained within CAT 086.

There is an overwhelming association between green space and good mental and physical health. This proposal urbanises Chaldon and Netherne-on-the-Hill and would cause a profound sense of loss and displacement amongst the existing community.

Event runners enjoying CAT 086, 11 March 2017

3. To conserve and enhance, archaeological, historic and Not met cultural assets.

See Section 7: Impact on historical heritage.

4. To reduce the need to travel, encourage sustainable Not met transport options and improve accessibility to all services and facilities.

The site is situated in a very difficult location for public transport. Nearby railway stations include Merstham (4km) and Caterham (4.8km). Both suffer from severe traffic congestion in their vicinity during rush hour; access to Merstham is either via narrow and busy Hilltop Lane or by Shepherds Hill and the A23, which as discussed in Section 2 are already often at a standstill during the morning commute. These roads do not have the capacity to support thousands of extra commuters (see Section 4).

Similarly, access to Coulsdon South station is via extremely narrow and rural Ditches Lane. Any widening of this lane would destroy ancient hedgerows and impact Happy Valley SSSI (see Section 6).

Caterham also suffers from very overcrowded trains. The 6:35am Caterham – Victoria service is the 6th most overcrowded in the whole of the UK7. Parking at both Caterham and South Coulsdon is very limited.

At present, the nearest bus stop is at Chaldon crossroads and is limited to hourly services during daytime hours.

It is considered likely that many of the residents of the proposed village would travel by private car, or by a car-public transport combination.

It is also noted that there are no GP or library services within 4km of CAT 086.

5. To make the best use of previously developed land and Not met existing buildings.

It is indisputable that this criterion is failed by building a new village on a greenbelt site.

6. To support economic growth which is inclusive, innovative Unclear and sustainable.

TDC have provided no evidence that developing CAT 086 would support sustainable economic growth. There would in fact be a loss of agricultural employment due to the development of farmland. The wider impact on the rural economy through damaging the North Downs Way is discussed in Section 4: National and wider district considerations.

7. To provide for employment opportunities to meet the needs Unclear of the local economy.

TDC have not provided any evidence that developing CAT 086 would fulfil this objective.

8. To reduce greenhouse gas emissions and move to a low Not met carbon economy.

As discussed under Objective 4, it is highly likely that developing CAT 086 would lead to a dramatic increase in private car journeys. This is not compatible with an objective to reduce greenhouse gas emissions.

Not met 9. To use natural resources prudently.

TDC have not demonstrated that natural resources would be used efficiently. Local recycling facilities are already overcrowded and there is no evidence that waste could be handled locally.

The loss of agricultural land is a serious concern, and does not reflect the national public interest in supporting British farmers. Under the Agricultural Land Planning system, grades 1 to 3a are considered the highest quality. These farms are graded 3; it is unknown whether it has been subject to further analysis to determine whether it is 3a or 3b. However, replacing viable agriculture with residential buildings would be a poor use of Tandridge’s natural resources.

Moreover, it is considered that Tandridge’s first and foremost natural resource is the land itself, and developing a new village on a landscape designated AONB and AGLV is not an appropriate use of this asset.

Not met 10. To adapt to the changing climate.

TDC have not provided any evidence of how developing this site would be an adaptation to climate change. However, as discussed in Section 4: National and wider district considerations, building this village would significantly reduce the habitat connectivity of two SSSIs. Climate change will exacerbate the impacts of habitat fragmentation.

It is therefore considered that developing CAT 086 will impact the ability of Tandridge’s biodiversity to adapt to climate change.

Unclear 11. To reduce flood risk.

TDC have not demonstrated how run-off from such an enormous increase in hardstanding would be managed, or what the impact on neighbouring communities, major roads and SSSIs would be. The drainage capability in Chaldon and Caterham is very limited. Runoff into Coulsdon may affect Croydon.

12. To improve the water quality of rivers and groundwater, Not met and maintain an adequate supply of water

TDC have not provided any evidence of how groundwater would be protected from pollution either during the proposed development or afterwards.

However, it is noted that the southern part of this site is within the Drinking Water Safeguard Zone. Most of the rest of the site is within a Groundwater Source Protection Zone8.

13. To reduce land contamination and safeguard soil quality Unclear and quantity.

TDC have not demonstrated how land contamination would be avoided or remedied by the development of CAT 086.

As discussed in Objective 9, the soil at the site is graded 3 on the agricultural scale. Development of the village would mean permanent loss of this resource.

14. To ensure air quality continues to improve and noise and Not met light pollution are reduced.

Air quality would be adversely affected by the huge increase in private car journeys.

Noise and light pollution levels would likewise sharply deteriorate. As noted in Section 4: National and wider district considerations, the AONB candidate area within Tollsworth Farm was accessed in the Boundary Review and praised for its tranquillity and relative wildness. The site provides a truly rural setting where wildlife is protected from light pollution and walkers are not interrupted by nearby urban noise. Development of the site would destroy its countryside setting.

There would also be a dramatic increase in light pollution over Chaldon and Netherne-on-the-Hill.

Not met 15. To protect and enhance landscape character

CAT 086 has outstanding landscape qualities. As discussed in Section 4: National and wider district considerations, much of the site is either within the Surrey Hills AONB or a candidate area for inclusion. Protecting this spectacular and nationally-designated area is not only in the interest of Tandridge residents, but also an obligation to the UK as a whole.

The views throughout the site are exceptional. Looking south from the North Downs ridge, the Weald, Box Hill and Reigate Hill can be enjoyed; on clear days, the South Downs are also visible. The northern area of CAT 086 features attractive rolling fields bordered by ancient woodland and shaws.

The North Downs are a National Character Area. Natural England describes the settlement pattern as characterised by “traditional small, nucleated villages, scattered farms and large houses with timber framing…”9

Within the Surrey Character Areas, the site is classified as CF5: Hooley to Chaldon Open Chalk Farmland. This character area is noted for its far-reaching views and network of rights of way. It is described as “A predominately rural landscape, with some tranquil and remote areas”10.

Developing CAT 086 would alter it on a monumental scale from characteristic of the North Downs to an urban area completely ill- fitting to the landscape.

Not met 16. To conserve and enhance biodiversity

See Section 6: Biodiversity impacts.

CAT 086 features the sweeping arable fields and woodland patches typical of the CF5 Character Area (above) and spectacular views south over the Weald (below).

6. Biodiversity impacts

Lapwings are of international conservation concern.

Overview

It is difficult to overstate the impact on biodiversity of developing CAT 086. It is an outstanding and diverse habitat for wildlife, including species of national and international conservation concern.

Biodiversity within the site would suffer severe and unavoidable decline. No mitigation would be adequate for the impact on Furzefield Wood Site of Nature Conservation Importance (SNCI) and Piles Wood potential SNCI. Neither would mitigation realistically compensate for the destruction of ancient hedgerows and copses, and the loss of field margins and farmland. Compensating for the damage to wildlife corridors around the two neighbouring SSSIs would be even harder.

The very late addition of this site to the HELAA has resulted in a limited timeframe for surveys, yet available data from provisional studies confirm CAT 086’s high biodiversity value. A comprehensive schedule of ecological surveys would undoubtedly find even more species and habitats of note.

“National planning policy clearly identifies the need to protect existing biodiversity and deliver enhancements to achieve a net gain in biodiversity.” – Biodiversity and Planning in Surrey 2014 (Surrey Nature Partnership)

Examples of species of conservation interest

Note: Section 41 species are those listed under the 2006 Natural Environment and Rural Communities (NERC) Act as species of principle importance for conservation measures.

Hazel dormouse Muscardinus avellanarius EU Habitats Directive Sch IV Section 41 species Wildlife and Countryside Act Sch 5

Considered to be present due to hedgerow connections to known populations. The dormice of Devilsden Wood, which are monitored by the People’s Trust for Endangered Species, are linked to Court Farm by dozens of branches that overhang Ditches Lane.

Dormice are also present at Quarry Hangers SSSI.

All hedgerows and copses on CAT 086 must be considered dormice habitat. Many contain the structural complexity that dormice require; food plants such as hazel are also present. Furthermore, it is very likely that dormice are resident in Alderstead Heath, Furzefield Wood and Piles Wood.

Harvest mouse Micromys minutus Section 41 species

Likely to be present in the south of the site; known records from Quarry Hangers SSSI and Willey Farm.

Bats Habitats Directive Sch IV Include Section 41 species Wildlife and Countryside Act Sch V CAT 086 includes extensive habitats for bats, including hedgerows and ancient woodland. The relative lack of light pollution is especially noted.

Skylarks (left) and buzzards are often seen on CAT 086.

Northern lapwing Vanellus vanellus European Red List (vulnerable) IUCN Red list: Near-threatened Section 41 species These rapidly-declining waders visit CAT 086 RSPB: Red-listed principally during winter to feed on the open farmland.

Skylark Alauda arvensis Section 41 species RSPB: Red-listed

CAT 086 contains a robust population of skylarks; it is possible to see a dozen in a single walk in springtime.

Migratory birds

Large flocks of migratory redwings, fieldfares and starlings can be observed in winter. In January 2017, a flock containing estimated 400 – 500 starlings was present on the site north of Rook Lane.

Badger Meles meles Protection of Badgers Act 1992

Widespread throughout site. Provisional survey data of tracks, latrines and feeding sign has been provided to the Surrey Biodiversity Information Centre.

Roman snail Helix pomatia Wildlife and Countryside Act Sch V

This protected species has been recorded on the site (locations available to TDC on request).

Grass snake Natrix natrix Section 41 species

While a reptile survey has not been undertaken, a grass snake was seen on the site in spring 2016, and it is likely that common lizards, slow worms and possibly adders are also present.

Other notable species

Tawny owls are present in Piles Wood, and buzzards and kestrels hunt over the open fields. Yellow-necked mice are almost certainly present because they are well- documented from eastern Chaldon. A rich variety of fungi are present in Piles Wood and Alderstead Heath. Yellowhammers are present near Netherne-on-the-Hill.

Part of a large starling flock on CAT 086 in January 2017.

Habitat connectivity

TDC’s Core Strategy Policy 17 states:

“Development proposals should protect biodiversity and provide for the maintenance, enhancement, restoration and, if possible, expansion of biodiversity.”

As the Lawton Report (2010) indicates, biodiversity conservation is not only a matter of protecting SSSIs and other key sites. Ecosystems evolved across entire landscapes and conservation measures must be similarly wide-ranging.

Developing CAT 086 would cause a severe reduction in the habitat connectivity of Quarry Hangers and Happy Valley SSSIs. At present, this large, relatively tranquil landscape offers a corridor to large mammals, migratory birds, and other species that avoid urban developments.

The Biodiversity Opportunity Area ND06 (North Downs Scarp: Quarry Hangers to the A22) lies directly to the south-east of CAT 086. It would be impossible to prevent harm to this BOA. Similarly, Six Brothers Field, a National Trust property managed for biodiversity, is within 100 metres of the site. This area also benefits from the habitat corridor that the site provides.

Furthermore, CAT 086 lies directly up the hill from where the North Downs Way crosses underneath the M23. This underpass provides one of the few safe locations for wildlife to cross this motorway.

“There is compelling evidence that England’s collection of wildlife sites are generally too small and too isolated, leading to declines in many of England’s characteristic species. With climate change, the situation is likely to get worse…

We need to make space for nature so that it can adapt and change, rather than simply disappear.” - Lawton Report 2010

Semi-Ancient Woodland, historic shaws and hedgerows

Woodlands and hedgerows help to define Chaldon’s landscape and character and have been fiercely protected. The proposed development land is mostly open farmland but there are some important woods and shaws. Woods that have been in existence since before 1600 are officially defined as ancient semi-natural woods.

There are important shaws at the Church Lane / Rook Lane junction, Broom Wood Shaw, Tollsworth, Furzefield Shaw in the Hilltop Lane / Rook Lane junction, Tollsworth Chalkpit Copse, Uplands Farm Shaw and Chaldon Court Farm. These all appear on the 1825 map and / or the Tithe map of 1837.

Further north and to the east of the proposed development is the significant semi-ancient woodland of Piles Wood, linking Chaldon with Happy Valley and which is carpeted in bluebells each spring. Gwyneth Fookes, B.E.M., botanist and local historian, maintains that the great majority of woods and shaws that exist in Chaldon today were present in 1825, as shown on early maps, and one way of determining whether you are standing in such an ancient woodland is by the species of flowers and trees around you.

One of the most prominent is the bluebell. Bluebells abound in Chaldon. They are a delight to walkers, cyclists and motorists alike and any development that upset the setting of these ancient places would be detrimental.

Other semi-ancient woods are adjacent to the proposed development area and in the area within Reigate & Banstead District.

Large scale development would inevitably upset the historic landscape. Access would necessitate widening of lanes, which would involve the destruction of hedgerows and woodland shaws.

7. Impact on historical heritage

Tollsworth Manor dates from the 14th century and is Grade II*-listed.

Overview

CAT 086 and the Chaldon Conservation Area that it protects contain outstanding examples of Tandridge’s historical heritage, including the spectacular 14th century houses of Tollsworth Manor, Chaldon Court and Alderstead Farmhouse, and 16th century Cold Blow. Also present is the Grade I-listed St Peter and Pauls Church with its internationally-famous mural.

Developing CAT 086 would cause irreparable damage to many important sites (Fig. 3 overleaf) as well as negatively impacting the setting of magnificent and historic buildings. The 2015 Greenbelt Assessment notes:

[Chaldon] is a rural and historic settlement and it is concluded that the Green Belt has served to preserve the setting and special character of the Conservation Area through ensuring that land to the north, west and south [i.e.: CAT 086] has remained undeveloped and open, with a degree of openness to the east.

Creating a garden village in this location is incompatible with TDC’s obligation to protect the district’s rich history for the benefit of future generations.

Fig. 3. CAT 086 contains many sites of high archaeological and historic interest. It also protects the setting of the Chaldon Conservation Area, which contains 11th century Chaldon Church as well as other important buildings.

Adapted from: www.exploringsurreyspast.org.uk

Ø Public appreciation

The green outside Chaldon Church.

Developing CAT 086 would not only impact the residents of Chaldon. It is essential to note that the historical heritage – much like the landscape itself - is appreciated by many visitors from far afield.

Well maintained rights of way connect the various historic buildings, sites and features of the ancient manor and allow the public to experience the landscape and its historic features.

These routes frequently appear in online and published walking guides and are well used. The visitors’ book in the church captures many notes of thanks and comments such as “what a beautiful little church, right in the middle of nowhere”, “gorgeous church with beautiful quaint surroundings”, “lovely to see so little change – so much around has!”, “Long may the tranquility of this beautiful area last”, “Peace and quiet!”, “a wonderful piece of our heritage”.

Tollsworth Manor also has open days for its garden, which are well-attended.

The strategy seeks to preserve, manage and enhance the

District’s heritage; this includes specifically identified features as well as the wider historic environment.

Tandridge District Core Strategy 16.1

Ø Areas of High Archaeological Potential CAT 086 contains two areas of High Archaeological Potential as designated by TDC’s Planning Policy Map and listed on Surrey County Council’s Historic Environment Record.

Fig. 4. Tollsworth is a County Site of Archaeological Importance, and contains the remains of medieval earthworks.

The area south of Tollsworth Farm has the remains of medieval earthworks. These are probably the remains of a medieval fortified manor house on level ground immediately above the North Downs escarpment. Rampart remains and works that indicate the possible 10th century site of Tollsworth Manor are also identifiable.

Photo: Janette Henderson

The second area designated as High Archaeological Potential is outlined in red.

Chaldon Court has an excavation of a trial pit testing for possible 14th century remains and a Post- Medieval surface.

The combined area is highly likely to be a rich source of archaeological remains.

Ø Chaldon Quarries

To the south of Tollsworth Farm are the Chaldon Firestone Quarries. These extraordinary and ancient quarries are connected with historical sites throughout south-east England. Developing CAT 086 would imperil the source of the stone used in Westminster Palace, Windsor Castle and London Bridge, amongst other world-famous buildings.

These medieval pillar and stall stone quarries have 16km of underground galleries. It is thought that these are the stone pits listed in the Domesday Book of 1086 under the manor of Limpsfield.

In addition to the iconic buildings mentioned above, the quarry workings provided building material for local use, almost certainly in Chaldon Court, the Church, Tollsworth Manor and Cold Blow. By the mid-18th century, the stone was used locally in bakers’ ovens, domestic hearths and glass manufacturies.

The quarries at Chaldon which started in medieval times have a few dates inscribed on their walls but none later than the 18th century, suggesting they were exhausted by then. The workings have not been damaged after they were abandoned and have been thoroughly explored by cavers and archaeologists, their plans showing a unique and elaborate system, said by experts to be very important.

- Peter Burgess of the Wealden Cave & Mine Society. Surrey’s Industrial Past, by The Surrey Industrial History Group 1999. -

Ø St Peter and St Paul’s Church

Chaldon Church is dependent on CAT 086 for its setting.

TDC must place exceptional weight on the need to protect St Peter and St Paul’s Church. This beautiful and much-visited building is directly adjacent to land included in the development proposal, and is dependent upon the farmland for its picturesque rural atmosphere.

Records of a church on the site date back to the 7th century; the earliest church would probably have been built and run by Chertsey Abbey. The present church is Grade I-listed and is thought to be 11th century with later additions.

This church may have started as a private chapel for the manor house, and its additions and alterations may have been financed by the owner of Chaldon Manor / Chaldon Court, and later by other wealthy people within the Parish.

Chaldon Church is world-famous for its mural.

The famous wall painting on the whole of the West wall, depicting the Ladder of Salvation, is thought to date from c.1170 and is the largest picture of its type in Northern Europe. It was whitewashed over during the Reformation and uncovered in 1870 during a redecoration of the church. It is remarkable, unique and spectacular. It is visited by people from all over the world and studied by school children throughout the UK.

The church font is made from the local stone and is probably 13th century. The Victoria County History (1912) enthuses about “a very singular wall tablet in firestone of elaborate design” dated 1562, saying that it is “of an altogether unusual type and architectural quality, being in fact quite one of the best bits of early Elizabethan work in Surrey”.

The oak pulpit, with its inscription ‘Patience Lambert, 1657’ is described as “a handsome piece of work”.

The churchyard has three 18th century tombs that are listed grade II.

Ø Tollsworth Manor

Developing CAT 086 would have an enormous impact on Tollsworth Manor. It is located in the heart of Tollsworth Farm with a fine setting, including landscapes protected by the Surrey Hills AONB. Development would completely surround this property and alter its historic character.

Tollsworth Manor is a significant medieval building and is listed Grade II*. Local stone has been used to cover or replace its timber framing. It has been given two early dates by dendrochronology: the three bay hall range 1433 and the three bay cross wing solar 1326 – 1358.

Tollsworth was granted by its owners to Merton Priory in about 1200. It was operated as a grange until the Priory’s dissolution in 1538.

The Manor House stands in its original setting of a farmyard with barns and buildings, a pond, a couple of farm cottages and surrounded on all sides by farmland and woodland. From 1936 to 1967 the house was a popular Youth Hostel, enabling hundreds of people to enjoy its country setting.

The current owners open their garden annually under the National Garden Scheme with impressive visitor numbers.

Ø Chaldon Court

CAT 086 provides Chaldon Court (left) and Chaldon Church with a peaceful rural setting.

The landscape of Chaldon is greatly enhanced by having two surviving examples of significant early medieval buildings - Chaldon Court and Tollsworth Manor – still in their original rural settings. Natural England’s National Character Area profile for the North Downs notes that “scattered farmsteads” such as these are characteristic of the region.

There has been a manor house in Chaldon since at least 1275, and probably much earlier. Most of the surviving building of Chaldon Court has been dated by dendrochronology to 1366.

Chaldon Court is a listed building, grade II*. The structure and the size of the place show that it was a high status building, expensive and built to impress. The de Covert family, who had significant land holdings in Sussex, owned Chaldon Court and Manor from the mid-13th century to 1475, so presumably it was built by them.

It is a remarkable building that puzzles the experts, and there is much debate as to its original function. Peter Gray in Village Histories 7: Chaldon said “This originated as one of the largest and most important houses in the area if not the County.”

Developing CAT 086 would devastate the setting of this spectacular and unusual house.

Ø Other historical features

Other historical features threatened by the development of CAT 086 are as follows:

• Cold Blow is a Grade II 16th century timber framed medieval hall house.

• The development area includes three deneholes with four others in the locality. A denehole is the result of small scale chalk mining activities.

• Alderstead Fort is adjacent to the site. It is a London Mobilisation centre erected in the 1890s as part of a London Defence Scheme.

• Alderstead Farmhouse is another impressive grade II* listed building with late Medieval, 16th, 17th and 18th century features. It has timber work of a very high quality including richly moulded beams, and in the more recent sections, use of the local stone. The house stands surrounded by old farm buildings, one of which is a Grade II listed timber framed weatherboarded granary thought to be 18th century.

8. Concluding remarks Chaldon Village Council is pleased to provide TDC with this site assessment, which is comprehensive, authoritative and evidence-based.

There is an overwhelming case for removing the site from consideration immediately: the landscape, environmental and economic evidence is persuasive, while the Surrey Hills Management Plan’s guidelines on building within AONBs clearly state that large development should be avoided where alternative sites exist. In addition, TDC cannot ignore the devastating impact of development on the existing communities of Chaldon, Netherne-on-the-Hill, Hooley and Merstham.

The clear conclusion is that the Land at Chaldon, Alderstead and Tollsworth Manor should be graded as red and unsuitable for development. We look forward to hearing that TDC have upheld the integrity of the Local Plan process and ruled CAT 086 out of consideration.

The Parish of Chaldon and the adjoining part of Merstham, as yet unspoiled by the ever increasing size of Greater London, has for many years been a first line of defence: if Chaldon is despoiled, then surely the whole concept of a Green Belt round London (accepted and formalised in 1938) becomes a mockery. - Chaldon Association, 1952

References 1Tandridge District Council HELAA 2016 Appendix 8 Additional sites for 2017 (Updated January 2017) 2 Surrey Hills AONB Areas Of Search Natural Beauty Evaluation, p19 http://www.surreyhills.org/wp-content/uploads/2016/02/HDA-Phase-2- Natural-Beauty-Evaluation-Report-Final-07-OCT-2013.pdf 3 Surrey Hills Management Plan (2014 – 2019), p25. http://surreyhills.akikodesign.com/wp-content/uploads/2014/12/Surrey-Hills- Management-Plan-17b-SP.pdf 4 http://www.independent.co.uk/travel/travel-across-the-north-downs-the- hard-way-1344831.html 5 Correspondence with the North Downs Way Trail Manager, 11 March 2017 6 Caterham Independent article: https://www.caterham- independent.co.uk/latest-news/5620-conservation-work-made-possible-by- surrey-hills-trust-fund-grant/ 7 BBC News online article: http://www.bbc.co.uk/news/business-34195309 8 Data from the Environment Agency 9 Profile 119: North Downs http://publications.naturalengland.org.uk/file/7513013 10 Surrey Landscape Character Assessment, p34. http://www.tandridge.gov.uk/Tandridge%20District%20Council/Local%20Pla n/SurreyLandscapeCharacterAssessmentReport2015.pdf

Authors

Cllr Adele Brand, BSc (Hons) Ecology Class I, MSc Applied Ecology and Conservation, Certificate in Basic Mammal Identification (Field Studies Council): Distinction Ecologist, writer and freelance wildlife educator. Has been recording and photographing wildlife in Chaldon for over 20 years. Chaldon Village Councillor 2015 to present. Presently conducting dormouse surveys and designing and maintaining a Chaldon Biodiversity Database. Also guiding walks, checking the footpath network and running litter-collecting events. Professional background includes studying human-wildlife interactions in the UK together with mammal research in England, Mexico, Romania and extensively in Canada; I am currently designing a wolf research programme with the Croatian Institute of Biodiversity. I teach mammal survey techniques in addition to training undergraduates and A-level students in ecological expeditions run by Operation Wallacea. My blog and Youtube page – largely focussed on Chaldon’s wildlife – has attracted over two million visitors.

Liz Bonsall, B.Ed., Dip. I.T. Chaldon resident since 1980. From 2011 to 2015 was Chair and Trustee of the Legrew Memorial Trust (Chaldon Village Hall) leading the Village Hall fund raising and refurbishment project. Chaldon Village Councillor, 2011 – 2015. Since 2009 I have been involved with the management project at St Lawrence’s Hospital former Burial Ground, researching the history, working with the Downlands Management Team, giving talks and tours. At present Chair of Caterham & District Local History Centre, Chair of The Bourne Society, a trustee of the Friend of Chaldon Church and co-organiser of the Chaldon History Group. Professional background has been in secondary education, retiring as Vice- Principal and Governor of Riddlesdown High School (now Riddlesdown Collegiate).

Madeline Hutchins BA, MSc, FRSA

Local History Researcher, Writer, Event Organiser Resident of Chaldon Court, Chaldon since 1979 (38 years) and with family connections to Chaldon dating back to 1940. Village involvement includes in the past Chair of Chaldon Preschool and Trustee of the Village Hall, and at present

42 co-organiser of the Chaldon History Group and Vice Chair of the Friends of Chaldon Church. Madeline has undertaken archival research on Chaldon Court / Manor, hosts House History Tours and gives talks to local groups. Her professional background is in cultural and voluntary sector management, governance, and legal structures. Within a portfolio freelance career, she was Visiting Research Fellow in Arts and Cultural Management and a core tutor on an MA at Sussex University, and trainer / consultant in arts management.

Cllr Keith Robbins CPFA Chaldon Village Councillor 2017 to present. Chair of National Trust Management Committee for Six Brothers Field, Chaldon. Chaldon resident for 3 years.

Cllr Robert Milton Vice Chair of Chaldon Village Council, Member of CR3 Neighbourhood Plan Steering Group, Chair Chaldon Working Group. Professional background: Distinguished Professor Bay Path University, Massachusetts, USA and Ex-Commander Metropolitan Police.

CR3 FORUM NEIGHBOURHOOD PLAN

3. Availability a. Is the land owner willing for their site to come forward for development?

It is assumed that as the owners of the site have put forward the land for development and inclusion in the latest TDC HELAA Study, that it is available for development.

b. Are there any factors which might prevent or delay development e.g. tenancies, leases?

There are a number of ownership matters including existing leases and tenancies which would delay development probably for up to 10 years should any development be approved.

4. Summary Desktop research findings Planning policy considerations Onsite considerations Infrastructure & local services Deliverability Over what timeframe might the site become available for development - in years, 1-5 | 6-10 |10+?

The Steering Group approve the findings of the Chaldon Parish Council Report.

The Site is unsuitable for development given its Green Belt Status and the additional protection of ANOB status on parts. It should also be protected for the Heritage elements within the site and its importance to Biodiversity.

The area of land plays an important role in defining the rural boundary of Chaldon.

For all these reasons and those set out in the Chaldon Parish Council Report, it is considered that this site is inappropriate for future development as a garden village and development should be restricted to its Green Belt and ANOB status. The Neighbourhood Plan would not support any change to the Green Belt status or boundary in this area.